RERA, the Real Estate (Regulation and Development) Act of 2016, changed how homes are sold in India. It gave buyers a regulator, a rulebook and a place to complain. But it only protects you if you actually use it. Most of that happens before you pay a rupee, so let's go through what to check.
Five things to do before paying a booking amount
- Find the RERA number on the brochure or website, then look it up on the state regulator's site: HRERA for Haryana, UP RERA for Noida and Greater Noida, RERA Delhi for Delhi.
- Check who the promoter is. The company on the registration should be the one you're signing with, and the registration should be current.
- Compare the possession date on the RERA page with whatever the salesperson says. If they don't match, ask why.
- Read the progress updates. Promoters have to upload quarterly reports showing how much has really been built.
- Ask to see the approvals. The tower, floor and unit details should match what's registered.
What RERA actually does for you
It's worth knowing your rights, because they're useful in practice.
- Carpet area is the yardstick. The Act defines it as the usable area inside your flat, so two flats can finally be compared fairly. We explain it in carpet vs super area.
- Your money is ring-fenced. A large share of what buyers pay must go into a separate project account and be used for that project.
- Advance is capped. A promoter can't take more than 10% of the cost before signing a registered agreement for sale.
- Defects are fixed for five years. Structural problems reported within five years of possession are the promoter's job to repair, at no cost to you.
- Delays have consequences. If possession slips past the agreed date, you can claim interest or choose to exit with a refund, as per your state's rules.
Walk away if you see this
- No RERA number anywhere, or a number that doesn't match the regulator's records.
- Pressure to pay a big token amount "to hold the unit" before you've seen any documents.
- Promises about discounts, possession or assured returns that aren't written into the agreement. If it isn't on paper, treat it as if it was never said.
How to look a project up on the RERA website
It takes about five minutes and it's the single most useful thing you can do. Here's roughly how it goes on most state RERA sites:
- Open the official website of your state's RERA authority.
- Find the section for registered projects and search by project name, promoter name or registration number.
- Open the project page and note the registration validity, the promoter's details and the approvals listed.
- Look at the unit details (types, carpet areas, number sold) and the quarterly progress updates.
- Check whether any complaints or litigation are shown against the project.
If you can't find the project, or the details don't match what you were told, pause. Ask the sales team to explain, in writing.
Documents worth asking for
- The allotment letter and the draft agreement for sale, well before you sign.
- The sanctioned building plan and layout approvals.
- A written payment schedule and receipts for every payment you make.
- Later on, the occupancy certificate before you accept possession.
Read the agreement slowly. If something's unclear, that's exactly what a lawyer is for, and it costs far less than a mistake.
What if something goes wrong?
Start by raising it with the promoter in writing and keep copies. If that doesn't work, you can file a complaint with your state's RERA authority. That's the point of the Act: you don't need to go straight to a lengthy court case. Keep every email, receipt and message, because a clean paper trail makes any complaint stronger.
RERA helps, but it isn't a magic shield
Registration doesn't promise a project will be perfect. It means the promoter has made binding disclosures and can be held to them. You still need to check the developer's track record, visit the site and understand your payment plan. Think of RERA as a strong safety net, not a replacement for your own homework.
Quick Answers
Is RERA registration mandatory for every project?
It's mandatory for most projects above a certain size, with some exemptions set out in the Act and state rules. If a project is being sold and you can't find a registration, ask why.
Can I cancel after paying a booking amount?
That depends on the terms of your booking form and agreement, so read the refund and cancellation clauses before you pay anything.
Where do I complain if there's a problem?
To your state's RERA authority, such as HRERA for Haryana or UP RERA for Noida and Greater Noida.
This article is general information to help you plan, not legal, tax or investment advice. Images are artistic impressions. Prices, approvals and timelines change, so please confirm current details on the project's RERA page and with the sales team.
